CELTIC LODGE ESTATE CELTIC LODGE ESTATE. ARCHITECTURAL DESIGN GUIDELINES & REQUIREMENTS Revised Nov 2007 CONTENTS. 1. Town Planning Controls

Transcription

1 CELTIC LODGE ESTATE ARCHITECTURAL DESIGN GUIDELINES & REQUIREMENTS Revised Nov 2007 CONTENTS 1. Town Planning Controls 2. Approved building materials 3. Building design guidelines 4. Paving and landscaping 5. Prohibited materials and finishes 6. Construction activities 7. Submission of building plans 8. Acknowledgement CELTIC LODGE ESTATE

2 ARCHITECTURAL DESIGN GUIDELINES The main purpose of Celtic Lodge Estate Architectural Guidelines is to project a game lodge visual effect, while encouraging individual and progressive creativity within a unity of materials and finishes ensuring that the overall development harmonizes and creates a balanced lifestyle for all residents. The controlling authority for the development is the CELTIC LODGE HOME OWNERS ASSOCIATION (CLHOA). The architects firm appointed to act on their behalf and control the execution of the work on site and approve the plans before submitting them to municipality, is ZINNIA DESIGN AND CONSTUCTION. Restrictions The restrictions set out below are in addition to any restriction imposed in terms of conditions of title, town planning schemes or national or any other building regulations. Notwithstanding that any plans or improvements may comply with any such restrictions improved by third parties, the approval of any plans or improvements within the Estate shall be at the sole discretion of the Celtic Lodge Home Owners Association (CLHOA). Similarly, compliance with restrictions imposed by the CLHOA shall under no circumstances absolve the owners from the need to comply with restrictions imposed by third parties, nor shall the CLHOA approval be construed as permitting any contravention of restrictions imposed by any authority having legal jurisdiction. The design of the dwelling units and the entire stand must show extreme sensitivity to the existing natural features, flora and topography. Vegetation must be relocated if removed. Note that permission must be obtained from the CLHOA before existing trees are removed and all existing trees are to be shown on the site plan. If it is impossible to relocate the trees affected by the house design, then new trees must be planted by the owner on the stand or estate to replace the removed trees and their new positions must be indicated on the building plans. Surrounding structures and houses must be taken into account in the design process. Any newly planted trees on the sidewalks must be kept in mind as they are not to be removed. Elevation treatment of all new buildings must conform to good architecture and proportions as not to interfere with or detract from the general appearance of the neighborhood. The CLHOA appointed architect s firm reserve the right to comment on the design to improve the architecture in the interest of all parties. The CLHOA shall be entitled not to approve the plans for any house, which in their sole opinion would detract from the appearance of, or reduce the value of other houses on the Estate. The association shall not be required to give reasons for rejecting such a plan, nor shall the CLHOA incur liability to any person in doing so. NOTE: Architectural guidelines should be seen as guidelines. All plans, details and specifications have to comply with National Building Regulations and Local by-laws. All building material used must be SABS approved. 1. TOWN PLANNING CONTROLS GENERAL No site shall be subdivided or rezoned. Maximum dwellings per erf:

3 The number of dwellings that may be erected on a stand shall not exceed the maximum density permitted in terms of the Town planning scheme, with 8 beds maximum per site. 1.2 COVERAGE: Single storey dwellings: Double storey dwellings: maximum ground coverage of 50% of site allowed. the ground floor coverage of double storey dwellings shall not exceed 50% of the area of the stand, while the upper level shall not exceed 80% of the ground floor. A schedule of areas is to be provided on the plans submitted for approval with the coverage expressed as a percentage of the site area. 1.3 BUILDING LINES Street boundary: Side boundaries: Back boundary: 5.0 meters single storey 5.0 meters double storey 2.0 meters single storey 3.0 meters double storey 3.0 meters single storey 3.0 meters double storey No Garage may be closer to the street boundary than 6 m to enable a proper drive way to the dwelling. Relaxation of building lines will be considered, only through a written request by the owner of the property, and if relaxation of the building lines can be justified. The decision will still lie with the CLHOA Architects firm, and their recommendations should be considered. 1.4 HEIGHT RESTRICTION Maximum height: 2 storey's with the maximum height from natural ground level to roof ridge height of 12m across 90% of roofed area for thatch roof, and 10m for tiled roof. 1.5 TREATMENT OF STAND BOUNDARIES The intention of the stand restrictions is to prevent spread over the site, and rather invite wildlife to move around your doorstep in surrounding natural bush, to promote the game lodge effect. The specific boundary wall details will be provided by the CLHOA, and building plans must comply with these specifications and materials used Street boundary

4 No boundary wall will be constructed on the street boundary. All obstacles on pavements including, electrical poles, electrical distributions boxes, manholes, stormwater culverts etc. are to be indicated on the site plan Side Boundaries The stand boundary wall must comply with the recommended stand boundary wall of which the details can be obtained from the estate Architect s firm. No boundary wall will be allowed for the first 5 meters adjacent to the street boundary. 2. APPROVED BUILDING MATERIALS 2.1 ROOF COVERINGS Concrete tiles having one of the following colors: antique slate, or dark brown. terra cotta, charcoal, 2.2 WALLS Clay tiles of the same or close to the above mentioned colors. Thatch roofs are preferred, but must have a pitch of 38 deg - 45 deg. max, and comply with all fire regulations as stipulated by the local municipality. Thatch is to be done by specialists, with a min. thickness of 200mm. Ridges are to be painted matt black. Flat concrete roofs may be accepted, but only as links between two buildings, and may not exceed 25 % of the total roof area. (Areas of these must be noted on plans before submitting them). All flat concrete roofs are to have a non-reflective finish, and be concealed from the street view. Flat concrete sections of roof over the links to be waterproofed with approved drip details. NO profiled metal or fiber cement roof sheeting will be allowed, eg. corrugated, chromadek. No slate or shingles. The following wall finishes will be allowed: Plaster and paint (rough or smooth) Bagging and paint Washing and paint Natural or artificial stone Rock art will be allowed, but only as a compliment to one of the above styles. The colors of the outside-walls plastered and painted should be: Pastel tan colors Earth colors e.g. Namib sand No bright colors will be allowed. Approved face bricks include: COROBRICK Roan travertine FBX Roan satin FBX

5 Terracotta Travertine Topaz satin Manor Blend travertine The face bricks selected are to be specified on the drawings. Other color face bricks may be considered only as decorative pattern in conjunction with plaster. 2.3 All materials with the finish and colors thereof to be used externally are to be indicated on the drawings submitted for approval EXTERNAL TIMBER All external structural timber to be CCA treated and dark brown stained to be in contrast with the wall finishes TIMBER DECKS 75mm x 38mm thick CCA treated SA Pine, or similar approved by CLHOA, fixed to approved detail with adequate support rafters external timber. 2.4 LIGHTING All task lighting to shine directly down and no general spotlighted areas, which could bother neighbours or game, are permitted. 2.5 POOLS Low level Only low level lighting max 300mm above floor level will be allowed in carports, driveways, service areas and external walkways, on the ground floor. Upper floor light fittings must be wall mounted and eyelid type, to prevent light from bothering game and neighbors. Light fittings for external patios (covered and uncovered) and entrances to be wall mounted and eyelid type fittings shining down. Splash pools Charcoal or Portland Grey internal finish preferred although dark blue will be accepted, with pumps out of sight. Maximum size to be 16 sqm, due to water limitations. 2.6 WINDOWS AND DOORS 2.7 REFUSE AREA Windows Windows to be approved hardwood stained dark brown, or aluminum Bronze. Doors Doors to be approved hardwood stained dark brown, or aluminum Bronze. Garage doors To be slatted or sectional hardwood doors stained dark brown. Lockable storage rooms/compartments for refuse bins accessible from outside. No refuse bins to stand in yards.

6 2.8 GARDENS Lawns Lawns are permitted, but only up to 3m in front of the dwelling, facing the street. In the backyard lawns may be grown within the boundary lines, as long as existing trees are unharmed. Owners are encouraged to leave as much natural bush possible, as to promote the Game Lodge effect. 3. BUILDING DESIGN GUIDELINE 3.1 The construction of dwellings should commence within 2 years from the date of registration of the first transfer of ownership. This ruling will come into effect as from the 1 st of Feb Thus any person / or company that bought prior to the said date, will have 2 years from registrasion to commence. Failing to start construction within the mentioned 2 years, penalties will be introduced by doubling up the determined monthly levies every 1 st February and 1 st September until construction is completed. 3.2 In order to reduce inconvenience to neighbors as well as unsightliness, construction must proceed without lengthy interruptions and handled in such a way that the end of each phase should be aesthetically acceptable to the CLHOA. Once building work has commenced, it must be completed within 10 months. For the purpose of these guidelines, commencement of building work is defined as: digging of foundation trenches or delivering of building materials, which ever occurs first. 3.3 All drawings submitted for approval to the CLHOA are to be prepared by a registered architect/architectural technician or professional draughtsman registered with the SACAP, the standard of whose work is found to be acceptable to the CLHOA. Further it is advisable that the chosen professional consults with the appointed architect firm s consultant, prior to designing the proposed house to determine the intent of the design parameters set for the development. All the information required as contained in these guidelines is to be included on the plans submitted to the CLHOA for approval. 3.4 Before submitting plans to the local authority, the Celtic Lodge Home Owners Association s appointed architect s firm is to approve the plans, and furthermore it is the responsibility of the owner to obtain the approval of both the CLHOA and the local authority before any building work will be permitted. 3.5 Staff accommodation should be designed to form an integral part of the main residence. Drying yards, and staff facilities are to be screened and should open onto screened yards. Washing lines are to be indicated on the drawings. 3.6 Yard and screened walls must comply to the design chosen by the CLHOA for boundary & screen walls, and be indicated on the plans. 3.7 Privacy of surrounding properties. Balconies and windows, especially to double storey houses, should not overlook sensitive areas (as determined and approved by the CLHOA) of surrounding properties.

7 3.8 No shade netting will be allowed. Any additional storage facility for cars, trailers, caravans, boats etc will be totally enclosed in the dwelling with garage doors, or otherwise under a carport, constructed to the same specifications and compliment to the design of the main building. No carport may have a roof constructed from any other material than that specified for roof construction in these guidelines. No garden sheds, dog kennels, wendy houses or any temporary lose standing structures will be allowed. 3.9 Outbuildings and future additions are to match the main building in all respects. All plans are to indicate a minimum of two enclosed garages, to be built in conjunction with the main house Awnings, aerials, air-conditioning units, satellite dishes, solar heaters and other items which do not form part of the basic structure are to be clearly shown on the drawings and all necessary details are to be provided to the CLHOA. It may not be visible on the street elevation All plumbing pipes are to be installed in ducts or concealed in such a manner so as to be acceptable to the CLHOA. Details are required on the plans. All geysers must be hidden away so that it is not clearly visible from the outside No deviation from the drawings submitted to, and approved by the CLHOA will be permitted. Revised building plans will have to be submitted and approved, before any construction work is put in hand. An additional fee will be charged when submitting revised plans All gates, burglar bars and hand railings must be shown on the building plans and complement the style of the house. No external burglar bars will be allowed. Traili-doors are accepted if dark brown Minimum size: no dwelling shall be smaller than 220 sqm covered floor area. If double storey, the ground coverage must be a min of 160 sqm. 4. PAVING AND LANDSCAPING 4.1 The landscaping theme of the estate is to encourage the use of indigenous trees and plants. 4.2 All driveways are to be completely paved, with a maximum width of 6.0m at the site boundary and at the junction of the road. Only paved driveways, without patterns will be permitted, although edging may be done. Finishes to driveways and walkways are to be indicated on the drawings. 4.3 Planting of indigenous trees is encouraged. 4.4 Cut and fill is to be kept to a minimum. 4.5 No new boreholes will be allowed. 4.6 The natural slope of the ground are to be indicated on the site plan with floor levels relative to them. 4.7 Existing trees need to be shown on plans. Trees are not to be removed without prior permission from the Estate Manager. If removed, a new tree must be relocated on the Estate as indicated in the general notes.

8 5. PROHIBITED MATERIALS AND FINISHES 5.1 Unpainted plaster. 5.2 Pre-cast concrete walls. 5.3 Unpainted reflective steel surfaces and garage doors. 5.4 Razor wire, security spikes of similar features. 5.5 Insitu cast concrete panels with a brick or any other pattern imprinted into the surface thereof will not be permitted. 5.6 No separate thatched Lapa's. 5.7 Unpainted galvanized sheet metal flashings. 5.8 No Palisade fencing 6. CONSTRUCTION ACTIVITIES As the building within the residential estate will be constructed over a considerable time period, the following guidelines have been formulated for the benefit of residents. 6.1 All building materials are to be stored within the site boundary, no material is to be off-loaded onto the road or road reserve. 6.2 No advertising or sub-contractors boards will be permitted. Only the approved contractor / professional boards will be permitted. 6.3 No workmen or night watchmen will be permitted on site between the hours of 18h00 and 06h All contractors will be required to provide screened ablution facilities for the workmen. 6.5 All building sites must be screened off with green or brown shading. 6.6 Construction hours are restricted to 06h30 and 17h30 Monday to Friday and 07h00 to 13h00 on Saturdays. No construction activity is to take place on Public Holidays and Sundays. 6.7 Contractors Rules and Regulations are to be obtained from the Estate Manager. 6.8 Delivery routes and hours may be defined from time to time by the CLHOA and all contractors are to obtain these restrictions from the sales office. A separate entrance might be made for all construction vehicles and only that route will be used. 6.9 Fines may be levied from time to time by the CLHOA for contractors and delivery vehicles that spill material en-route, damage roadways and kerbs, stain tarmac, damage vegetation, as well as killing wildlife & habitat, and generally create nuisance within the estate.

9 6.10 Only single unit delivery trucks may come into the estate and also up to a maximum weight of 30 tons. No articulated trucks will be allowed to deliver any material on the site. In the unlikely instance where bigger trucks need to come onto site, special arrangements must be made with the site engineer or the CLHOA. 7. SUBMISSION OF BUILDING PLANS Before plans which are submitted for approval will be scrutinized, the following particulars are to be complied with: A fixed plan approval fee charged per site, to the amount of R must be paid to the appointed architect, on submission of plans. This fee will be reviewed each year, and my be subject to an annual escalation of no more than 8%. The contact person in this regard is Francios Cordewener Cell: A refundable building deposit of R must also be paid to the CLHOA before plan scrutinizing commences. The deposit amount will be used in the event if there is a breach of non performance to remove rubble or make good any damage caused by the contractor or his sub-contractors of suppliers, including kerbing, landscaping, community services, roads, irrigation etc. and for any outstanding spot fines. 7.2 The building performance deposit shall be released subject to the submission to the Architect of a Local Authority s Certificate of completion and occupancy and shall only be refunded within 14 days once all the above mentioned documents are correctly completed and submitted. The CLHOA is not to release the deposit without the approval, stamp and signature of the Architects. The Estate Manager will give a Clearance Certificate for damages caused by contractors and / or subcontractors etc. 7.3 The Purchaser undertakes to pay an amount equal to 1% of the total value of the building costs, but capped at maximum R 20000, to CLHOA as a once off enrolment fee. 7.4 After plans have been approved by the CLHOA, the owner or his appointed agent will collect the stamped plans, together with the Contractors Rules and Regulations, to which the contractor has to comply with. 7.5 The CLHOA reserve the right to prevent the occupation of any houses in the estate if the above is not fully adhered with. 7.6 The following plans are to be submitted for approval: All plans required by the local authority. Note: No rendered set of plans are required, but the plans submitted must give an accurate indication of the materials and colors to be used. The set of drawings will be retained by the CLHOA for their records. A 3D view of the building must be submitted together with the plans. 7.7 The registered owner or his appointed agent has to sign each drawing submitted, stating that the guidelines have been understood.

10 7.8 The following items must be clearly shown on the plans: Area of dwelling including patios and outbuildings Coverage (%) Building lines All external finishes including a color specification Boundary wall/fence details including elevations Drainage and ducts Layout of driveway Areas in which gardens & landscaping will be done NOTE: THESE PLANS MUST BE SUBMITTED ON OR BEFORE EVERY FIRST AND THIRD THURSDAY OF THE MONTH TO THE APPOINTED ARCHITECTS FIRM. ALLOW 21 DAYS FOR EXAMINATION OF PLANS. THE H.O.A. RESERVES THE RIGHT TO UPDATE AND/OR AMEND THESE GUIDELINES FROM TIME TO TIME AS IT DEEMS NECESSARY. PLEASE NOTE THAT THESE GUIDELINES AND REQUIREMENTS DO NOT APPLY TO THE EXISTING HOUSE ON THE ESTATE. 8. ACKNOWLEDGEMENT The above stated document is fully understood and the Contractor and owner undertake to comply with the above points, in addition to any further controls which may be instituted by the CLHOA of the Developer from time to time in the form of a written notification and to ensure compliance by any sub-contractors employed by the Contractor, and any suppliers to either contractors, sub-contractors or owners. In the case where the property is sold or leased, the seller or lessor must ensure that the buyer or lessee receives a copy of these guidelines and that is binding on the buyer or lessee. OWNER NAME WITNESS NAME STAND NUMBER DATE

11 BUSINESS TEL. NUMBER HOME TEL. NUMBER CELLULAR NUMBER FAX NUMBER